Meeting Supporting Documents

Planning Commission 2/17/2016 Regular Meeting

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8A

SET MATTER - 9:00 A.M.

WINE INDUSTRY BUSINESS TRENDS STUDY SESSION
Request:
Presentation and discussion on wine distribution and sales trends, winery law and economic factors influencing the wine industry. In response to prior requests from the Commission for continuing education on winery economics, three presentations will be given from private practice wine industry subject matter experts followed by panelist questions and discussion. Presenters are Richard Mendelson, wine law expert, author and professor with Dickenson, Peatman and Fogarty; Craig Underhill, Certified Public Accountant with Brotemarkle, Davis and Company; and Rob McMillan, Executive Vice President and Founder of Silicon Valley Bank's Wine Division. This study session is for educational/informational purposes and is not intended as a forum on winery related land use regulations.

Staff Recommendation: Informational Item. No action necessary.

Staff Contact: John McDowell, 299-1354 or john.mcdowell@countyofnapa.org

Supporting Documents
A Economics of a Family Winery - Presentation (Added after meeting) ( Microsoft PowerPoint Presentation - 253 kb )
B Napa County Wine Business - Presentation (Added after meeting) ( Microsoft PowerPoint Presentation - 5091 kb )
C The Business of the NV Wine Business - Presentation (Added after meeting) ( Microsoft PowerPoint Presentation - 5542 kb )

10A

SUMMERS WINERY - USE PERMIT MAJOR MODIFICATION P14-00232 & VARIANCE P14-00233

CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed negative declaration, the project would not have any potentially significant environmental impacts. The project site is not on any lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval to modify the previous approvals for an existing winery (#U-238384, #U-108586, #96408-UP, #03075-MOD) to allow the following activities: 1) Recognize and approve the conversion of the existing 2,350 square foot residence to a tasting room; 2) Recognize and approve the conversion of the existing 530 square foot tasting room within the winery into a storage room; 3) Expand the visitation program from maximum tours and tastings by appointment only for 12 person per day to 20 persons per day; 4) Increase wine production from 50,000 to 100,000 gallons; 5) Construct a new 5,400 square foot covered tank farm; 6) On-premises consumption of the wines produced on-site, consistent with Business and Professionals Code Sections 23356, 23390, and 23396.5 in the tasting room and on the adjacent patio; 7) Deletion of condition #10 of Use Permit #96408-UP that prohibits outside social activities; 8) Allow the sale of wine-related merchandise in compliance with Napa County Code Section 18.16.030(H)(4); 9) Update fire suppression facilities and install two additional 21,000 gallon water storage tanks and a pump; 10) Install new domestic and process wastewater treatment and disposal with authorization for the use of a hold and haul system during the construction transition period and very extended wet weather periods; 11) Install storm water detention and conveyance facilities; 12) Decrease the number of on-site parking spaces from 16 to 15 spaces; 13) Realign the existing parking and landscaped areas; 14) Add one loading dock; and 15) Architectural modifications to the existing residential structure. The project also includes an application for a variance to allow construction of the covered tank farm within the required 600 foot winery setback from Tubbs Lane. The covered tank farm is proposed approximately 327 feet from the centerline of Tubbs Lane. The proposed project site is located at 1171 Tubbs Lane, Calistoga, on a 25.3-acre site, in the Agricultural Preserve (AP) Zoning District. Assessor’s Parcel No. 017-160-015.

Staff Recommendation: Continue item to the regular Planning Commission Meeting of March 2, 2016.

Staff Contact: Emily Hedge, Planner II, (707) 259-8226, or emily.hedge@countyofnapa.org

Applicant Contact: Jim and Beth Summers, Property Owners, (707) 942-5508

Applicant’s Representative: Jeff Redding, Land Use Planning Services, (707) 255-7375 or jreddingaicp@comcast.net

TO BE CONTINUED TO THE MARCH 2, 2016 REGULAR MEETING.


10B

3646 SMR VINEYARD WINERY- ANDREW RUDD- USE PERMIT #P14-00327

CEAQ Status: Consideration and possible adoption of a Mitigated Negative Declaration. According to the proposed Mitigated Negative Declaration, the proposed project would have potentially significant effects on Biological Resources and Transportation/Traffic unless mitigation measures are adopted. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval of a new winery Use Permit to allow the following: 1) production up to 20,000 gallons/year; 2) construction of a 10,456 sq.ft. winery building, which includes a 7,404 sf. production area, ±678 sq.ft. covered crush pad, and, 2,195 sq.ft. accessory area (office, tasting room, restroom, 644 sq.ft. terrace, and a 304 sq.ft. commercial kitchen); 3) construction of wastewater treatment facilities; 4) installation of two, 20'-25' water storage tanks (30,000-60,000 gallons); 5) installation of landscaping; 6) construction of winery access road improvements; 7) a maximum of 10 employees; 8) tours and tasting by appointment only for a maximum of 12 visitors per day, maximum of 84 visitors/week; 9) hours of operation, 7 days/week from 6:00 am to 6:00 pm (production) and 10:00 am to 6:00 pm (hospitality); 10) a marketing program for a total of 27 events per year, which includes food and wine parings, twelve (12) events for a maximum 12 persons and twelve (12) events for a maximum 20 persons (maximum 4 per month), two (2) wine club and release events per year for a maximum 50 persons), and one (1) Auction Napa Valley event for a maximum 100 persons; 11) construction of 6 parking spaces; and, 12) on-premise consumption of wines produced on-site within the tasting room and the 644 sq.ft. outdoor deck/terrace, consistent with Business and Professions Code §23356, §23390, and §23396.5. The winery will be two-stories, ± 28 feet in height; wood siding, doors and trusses will be used for the winery building finishes; and stone terraces and concrete retaining walls. The proposal includes preparation of food in a commercial kitchen; large events will be catered. The project also includes a request for an exception to the Napa County Road and Street Standards (RSS), for a reduction to the width on portions of the access driveway width to less than the required 20 ft. road width because of unique features of the natural environment which includes, but not limited to steep slopes, heritage oak trees and other trees at least 6” dbh. The project is located on a 56.75-acre parcel north of Spring Mountain Road, approximately .5 miles on a private access road and its intersection with Spring Mountain Road, within the Agricultural Watershed (AW) zoning district; 3646 Spring Mountain Rd, St. Helena, CA 94574; APN: 022-150-026.

Staff Recommendation: Continue item to the regular Planning Commission Meeting of March 2, 2016.

Staff Contact: Wyntress Balcher, (707) 922-1351 or wyntress.balcher@countyofnapa.org.

Applicant Contact: Donna Oldford, (707) 963-5832 of dBoldford@aol.com

TO BE CONTINUED TO THE MARCH 2, 2016 REGULAR MEETING.


10C

BOUCHAINE VINEYARDS- USE PERMIT MAJOR MODIFICATION NO. P14-00408-MOD AND VARIANCE NO. P14-00409-VAR

CEQA Status: Consideration and possible adoption of a Negative Declaration. According to the proposed Negative Declaration, the project would not have any potentially significant environmental impacts. The project site is not on any of the lists of hazardous waste sites enumerated under Government Code Section 65962.5.

Request: Approval to modify an existing 225,000 gallon winery with a 117,325 square foot winery coverage area to allow the following: (1) construction of a new hospitality center totaling 4,897 square foot in accessory use area with a maximum building height of approximately 19 feet and 2,108 square foot patio; (2) construction of a 1,608 square foot enclosed dry storage area addition to the existing production building; (3) interior remodeling of the existing 3,053 square foot wine club/office building; (4) demolition of the current southern entrance to the perimeter road and two unoccupied existing single-family residences; (5) construction of thirty five (35) space parking lot (three ADA spaces); (6) installation of landscaping and new entry monument sign; (7) hosted daily tours and tastings for wine trade personnel and the public for a maximum of 60 persons per weekday and 150 persons per day on weekends; (8) a modified marketing program; (9) hours of operation: 7:00 AM to 4:30 PM (production hours except during harvest) and 10:30 AM to 5:30 PM (visitation hours), 7-days a week; (10) employment of: 21 employees (16 full time; 5 part time) non harvest; 3 additional employees (1 full time and 2 part time) during harvest, for a total maximum of 24 employees; and (11) employee hours: 7:00 AM to 5:30 PM, 2 shifts. The project also includes a variance to reduce the required minimum setback from the winery/production building modification to Buchli Station Road from 300-feet to 42-feet. No increase in the production capacity is requested. The project is located on an 102.28-acre site at 1075 Buchli Station Road, Napa, approximately 0.25 miles south of its intersection with Las Amigas Road, within the Agricultural Watershed (AW) zoning district, designated Assessor's Parcel Number: 047-320-031.

Staff Recommendation: Adopt the Negative Declaration and approve the Use Permit Major Modification, as conditioned, and deny the Variance application.

Staff Contact: Jason R. Hade, AICP, (707) 299-8757 or jason.hade@countyofnapa.org

Applicant Contact: Michael Cook, 418 B Street, Third Floor, Santa Rosa, CA 95401, (707) 792-1800

Supporting Documents
A Winery Comparison Analysis ( Adobe PDF - 135 kb )
B Exhibit A - Findings ( Adobe PDF - 46 kb )
C Exhibit B - Recommended Conditions of Approval ( Adobe PDF - 73 kb )
D Agency Comments ( Adobe PDF - 1602 kb )
E Previous Project Conditions ( Adobe PDF - 5670 kb )
F Initial Study/Negative Declaration ( Adobe PDF - 4990 kb )
G Public Comments ( Adobe PDF - 928 kb )
H Use Permit Application Packet ( Adobe PDF - 4448 kb )
I Variance Application Packet ( Adobe PDF - 585 kb )
J Water Availability Analysis ( Adobe PDF - 22081 kb )
K Wastewater Feasibility Study ( Adobe PDF - 462 kb )
L Traffic Study ( Adobe PDF - 3552 kb )
M Biological Study ( Adobe PDF - 955 kb )
N Stormwater Control Plan ( Adobe PDF - 3592 kb )
O Graphics ( Adobe PDF - 17843 kb )
P Correspondence received after packet mail out (Added after meeting) ( Adobe PDF - 13245 kb )